(And may even push you to a SFH rent-by-the-room or SFH with ADU/basement apartment style)-- Don't over think it.

In addition to furnishings, t will need work (such as new countertops) to meet my vision for upscale couples retreat.

MTR in Florida is hot due to traveling nurses, corporate remote work and other.As far as vacant land goes Modular homes are taking a huge step into the REI market with some upgraded luxury home styles. 

and it currently has "wall/window AC" that looks horrible (old style, dirty, randomly located like under the window or high above the window) so really bad for marketing the unit in STR platforms.I want to change them ASAP!! 

@Bian Dahab  the floor guy told me if  after you put a wet paper towel on it you can 't see it then you can buff and coat it.

Anything purchased for less than $5K I may not get T/I.

I'm doing the BRRRR strategy and I just try to ask for her thoughts of colors and lighting and styles of cabinets and countertops.

Quote from @Henry T.: Some cities are very strict.

But tell them: "if you are not successful, just do more of what you already have been doing (what doesn't work), stay consistent and they eat that s&(t up!!

At the moment, I have some noisy neighbors (I'm house hacking a 4-unit condo-style building).